White Flint

Last week, the County Council approved a new kind of hybrid zoning — the Commercial Residential (CR) zones. Combining traditional zoning provisions, such as use and dimensional standards and form-based provisions, such as street faĂ§ade requirements and angular plane setbacks, these zones have been created to ensure :
â€˘ Better predictability of allowed use, density, and height
â€˘ More integrated services, residential opportunities, and public amenities
â€˘ More sustainable growth patterns concentrated in existing commercial areas

The CR zones are a family of zones based on a combination of use, density, mix, and height. A zone combines these factors and will be seen on the zoning map as, for example: CR2 C1 R1.5 H60.
This sequence means that any property in that zone can develop to a maximum density of 2 FAR (floor area 2X lot area) and of that 2 FAR up to 1 FAR may be non-residential and/or up to 1.5 FAR may be residential. The height for any development is limited to 60 feet.

This establishes the predictability of the zones â€“ all of this information is indicated by a simple sequence on the official zoning map. The proposed White Flint zoning map is an excellent example showing the transition of uses from a predominantly commercial core with tall buildings to areas with more residential opportunities and lower buildings near existing detached-house residential zones.

A key aspect of the CR zones, however, is that the maximum density can only be achieved when public benefits are provided. The â€śmenuâ€ť of these benefits is listed in the zone and is based on several categories:
â€˘ Transit Proximity
â€˘ Master-Planned Facilities
â€˘ Connectivity
â€˘ Diversity
â€˘ Design
â€˘ Environment
â€˘ Dedicated Right-of-Way

All CR zones are allowed to build to 0.5 FAR according to the â€śstandard methodâ€ť with basic development standards and general requirements. To obtain anything above that, a developer must provide benefits and amenities to support the â€śincentive densityâ€ť â€“ the difference between the base density and the density of the zone. For example, a CR2.0 zone has an incentive density of 1.5 FAR (2.0 â€“ 0.5). The developer may only build the additional 1.5 FAR if they provide a certain number of benefits, for example, improving transit access, providing affordable housing, constructing public open space, or constructing a green roof listed in the zone.

The ordinance, of course, provides much more detail regarding these considerations, the review process, development standards, general requirements, and public benefit criteria.

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